HomeMy WebLinkAbout03-27-23 Public Comment - E. Wood - CloverleafFrom:City of Bozeman, MT
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Subject:*NEW SUBMISSION* Public Comment Form
Date:Monday, March 27, 2023 10:10:02 AM
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Public Comment Form
Submission #:2326318
IP Address:63.153.26.98
Submission Date:03/27/2023 10:09
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Full Name
Edward Wood
Email
wildwoodtrails@q.com
Phone
4062233020
Comments
TO: Bozeman City Commission FROM: Edward Wood RE: Cloverleaf Zone Map Amendment (ZMA), Application
22218 DATE: March 25, 2023 Honorable Mayor Andrus and Bozeman City Commissioners: I am writing to express
my opposition to the Cloverleaf Zone Map Amendment. I am attaching a short letter detailing my reasons for
opposing this change. Thank you for your time and careful consideration, Respectfully yours, Edward Wood
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Cloverleaf ZMA Comments_Edward Wood_27March2023.docx
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City Of Bozeman
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TO: Bozeman City Commission FROM: Edward Wood RE: Cloverleaf Zone Map Amendment (ZMA), Application 22218 DATE: March 25, 2023 Honorable Mayor Andrus and Bozeman City Commissioners: I am writing to express my opposition to the Cloverleaf Zone Map Amendment, requested by Cloverleaf LLC (the applicant) for the property at 707 E. Peach Street, currently owned by Peter Bronken. Cloverleaf LLC is requesting a zone change for this property from NEHMU to Community Business District Mixed (B2M). I own and reside in a single-family home built in 2010 at 506 E. Cottonwood Street, in the NEHMU, approximately 2 blocks west of the subject property. I wish to state as briefly as possible the reasons for my opposition to the proposed zoning change: 1) The proposed change would diminish the size and integrity of the Northeast Historic Mixed Use area, which is already very small. I do not believe we should establish the precedent of chipping away at the NEHMU piece-by-piece. The City has repeatedly acted to continue the NEHMU as a separate and distinct zone, and has repeatedly emphasized the unique character and flexible development pattern of the area. According to the staff report for the application, the NEHMU offers unique qualities that “are not found elsewhere in the city and
should be preserved as a place offering opportunities for creative integration of land uses.” (Emphasis added) The staff report further states the property is a “central component” of the NEHMU area but strangely recommends that this same area be carved out of the NEHMU. The applicant has not demonstrated any compelling need for a change to B2M, which is readily available elsewhere in the city. Insofar as the developer has shared any potential plans for the site, it appears to be relatively ordinary high-density residential development. 2) As described in City planning documents, B2M should be served by arterial streets and transit. This site does not offer either. In fact, the transportation network is complex and marginal by modern standards. Only Peach Street along the south boundary of the subject property is designated a collector street. While some improvements will likely be made to the streets and sidewalks with any development, that would not change the fact that the site does not meet standards for B2M. Those same improvements would likely be made and required with redevelopment under NEHMU. There are no plans for or rights-of-way for arterial streets in the area. In fact, some of the character of the NEHMU is created by the irregular, narrow, or unusual layout of its streets. 3) The applicant is not the owner of the property. The applicant has not demonstrated a compelling need for the change or why their plans cannot be accomplished under NEHMU zoning. In effect, the applicant should “do their due diligence” and buy the property as NEHMU, or not buy the property.
4) B2M would allow much higher buildings than NEHMU. While the applicant has offered vague promises that they do not intend to build tall buildings, nothing binding is in effect. If the property were eventually to change hands, a large range of outcomes is possible under B2M beyond what the applicant states they intend for the site. 5) The applicant has offered to include several units of affordable housing in their non-binding plans. However, nothing in NEHMU would prohibit likewise including affordable housing. 6) In their application for ZMA, the applicant repeatedly emphasizes (as a benefit of their application) the availability of commercial use within the B2M category. However, their tentative plans made public thus far are for 100% high density residential use, and they apparently have no plans to add to diverse commercial use in the area. 7) The staff report suggests that changing the site to B2M would provide for a “gradual and predictable increase in density.” On the contrary: the applicant has shared their plans with the Northeast Neighborhood Association and described a 110-unit residential development. This would represent a massive and excessive increase in density completely out of character for the neighborhood. 8) I believe the property can be successfully redeveloped within the constraints and opportunities of the NEHMU and does not require a change to B2M. We all want to see affordable housing, creative commercial space, artistic spaces, and walkable communities. Changing this area to B2M does not make attaining any of those goals more likely than would occur under NEHMU. The Bozeman City Commission voted against the Cloverleaf ZMA in November 2022. No changes have been made to the application, yet the Commission is being asked to vote again. Mayor Andrus’s recent statement regarding the recent Shady Glen proposal also applies in this case: “What this application does is it meets the needs of the applicant above and beyond—or in a way that seems to be more important—than meeting the needs of the community.” As stated in the City’s ZMA Application checklist: “The burden of proof lies with the applicant.” I believe the applicant has not demonstrated the necessity of this change or any benefit to the community by making this change. Thank you for considering my opinion presented here and once again urge to vote against the Cloverleaf zone map amendment. Sincerely, Edward Wood 506 E Cottonwood Street Bozeman, MT 59715